501 S Seas Dr #206 · Jupiter, FL 33477

$749,000

2 bd · 2.0 ba · 1,332 sqft · Condo public records · 193 Days on market

Built 1986 $1031/mo HOA · 18% of rent

---

Why this score? — see what drove the D- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• ARV discount +7.5/15.0
• Cash flow +6.8/30.0
• Appreciation +6.5/10.0
• Rent growth +5.0/5.0
• Schools +4.3/10.0
• Livability +3.5/5.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• DSCR +1.0/10.0

Listing remarks

Welcome to coastal living at its finest in this beautifully updated corner condo at The Ocean at the Bluffs South. This highly sought-after end unit offers exceptional natural light, serene lake views, and refreshing ocean breezes from its desirable southeast exposure. Enjoy two private balconies—perfect for relaxing, dining, or taking in sweeping views of the lake, garden, and pool. Inside, the home features a renovated kitchen appointed with custom white cabinetry, quartz countertops, modern hardware, and stainless-steel Bosch appliances. The open layout flows seamlessly into the dining and living areas, highlighted by expansive sliding glass doors that frame the tranquil water view

Key facts

• Private balconies
• Corner condo
• Lake views

Tags

• CORNER CONDO
• NATURAL LIGHT
• LAKE VIEWS
• PRIVATE BALCONIES
• RENOVATED KITCHEN
• CUSTOM WHITE CABINETRY

Property features AI

Finance

• HOA & community: Monthly association fee (includes insurance, grounds maintenance, common areas, common real estate tax, elevator); Amenities: Elevator(s), management, pool, tennis courts, on-site manager, internet included, sidewalks, street lights; Pets not allowed

Exterior

• Parking: Assigned parking; Guest parking
• Security: Fire alarm; Fire sprinkler system; Security system; Gated community (no guard)
• Utilities: Public water; Public sewer; Three-phase electric; Cable available
• Home design: Condominium; Resale; Faces southeast; 4-story building
• Construction: Built with block, concrete and stucco; Composition/shingle roof; DiVosta Homes builder
• Exterior features: Waterfront location; Entry-level living area; East of US-1 road frontage

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Microwave
• Bedrooms: Two bedrooms on the main level
• Flooring: Carpet; Ceramic tile
• Bathrooms: Two full bathrooms (main level)
• Heating & cooling: Central electric heating; Central electric air conditioning
• Interior features: Entrance foyer; Walk-in closets; Split bedroom layout
• Laundry & utility: Washer/dryer hookups inside; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $749k.

Deal economics

• At list price, monthly cash flow is $-1k ($-14k/yr) — negative.
• To cash-flow at today's rent, offer at most $541k (27.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $564k (24.7% below list).
• Recommended offer: $541k (27.8% below list) — sets the bar for cash-flow.
• Cap rate 4.4% vs local median 2.7% in Jupiter — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 70/100 on livability (#415 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living F.
• Palm Beach (suburban): math 46% / reading 53% proficiency, ranked #34 of 73 in FL (top 47%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Beacon Cove Intermediate School (math 84% / reading 86%, grade A+, #35 of 2,144 statewide, top 2%, 641 students, 19% FRL); Independence Middle School (math 71% / reading 67%, grade A, #68 of 571 statewide, top 12%, 1,166 students, 25% FRL); William T. Dwyer High School (math 36% / reading 58%, grade D-, #207 of 667 statewide, top 32%, 2,206 students, 37% FRL) — zoned schools average 27% FRL vs 52% district-wide (25 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 67% at this address vs 50% district-wide (+18 pts) — the actual schools serving this property are materially stronger than the Palm Beach average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+10.3%/yr); 338 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 3,974 units permitted in Palm Beach County in 2024 (1,012 in 5+ unit buildings).

Forward outlook

• In year one you build about $27k of equity ($5k loan paydown + $22k appreciation (2.9% local appreciation)).
• Palm Beach County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$44k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 193 days — a 12% lower offer ($659k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 3y ago; this cycle's ask is 9887% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $325k; list at $749k implies a 130% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $540,673 (27.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 193 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
10. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.75% ✗
• Cap rate: 4.40%
• Cash-on-cash: -6.75%
• DSCR: 0.70
• GRM: 11.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.93% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 3.5%
• Equity multiple: 1.20×
• Total profit: $42,450
• Equity at exit: $333,765

10-year hold

• IRR: 9.2%
• Equity multiple: 2.51×
• Total profit: $316,037
• Equity at exit: $512,037

Cash invested: $209,720 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Florida: 87 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; preempts local rent control; landlord-friendly statutes. Court speed varies by county.

Methodology + full state rankings →

ZIP-level market 33477

• Home prices YoY: 0.8%
• Rents YoY: 10.3%
• Active inventory: 338
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $5,639 high
• Mortgage (P&I): −$3,928
• Tax from tax record: −$363 /mo · $4,361/yr
• Insurance: −$312
• HOA: −$1,031
• Vacancy / Maint / Mgmt: −$1,184
• Net cashflow: $-1,179

Break-even live

Break-even rent $7,132

Max offer price $540,673

Occupancy floor —

Sensitivity live

Price	-10% $-755	-5% $-967	+0% $-1,179	+5% $-1,391	+10% $-1,603
Rent	-10% $-1,625	-5% $-1,402	+0% $-1,179	+5% $-957	+10% $-734
Rate	-1.0pp $-802	-0.5pp $-989	base $-1,179	+0.5pp $-1,373	+1.0pp $-1,571

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $187,250
• Closing costs: $22,470
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
301 S Seas Dr Jupiter, FL	2.0	2.0	1332	$6,350	$4.77	9d	1	0.03mi
101 S Seas Dr Jupiter, FL	2.0	2.0	1332	$6,300	$4.73	26d	3	0.03mi
501 S Seas Dr #202 Jupiter, FL	2.0	2.0	1385	$8,500	$6.14	26d	1	0.03mi
201 S Seas Dr #404 Jupiter, FL	2.0	2.0	1385	$6,000	$4.33	26d	1	0.03mi
201 S Seas Dr Jupiter, FL	2.0	2.0	1385	$4,750	$3.43	22d	2	0.04mi
401 S Seas Dr #203 Jupiter, FL	2.0	2.0	1332	$6,400	$4.80	26d	1	0.09mi
1701 Mizzenmast Way Jupiter, FL	2.0	2.0	1263	$8,500	$6.73	26d	1	0.12mi
2074 Mainsail Cir Jupiter, FL	3.0	3.0	1786	$4,500	$2.52	26d	1	0.17mi
905 Mainsail Cir #905 Jupiter, FL	2.0	2.0	1624	$5,000	$3.08	14d	1	0.20mi
905 Mainsail Cir #905 Jupiter, FL	2.0	2.0	1624	$5,000	$3.08	6d	1	0.20mi
602 Mainsail Cir Jupiter, FL	2.0	2.0	1620	$7,500	$4.63	24d	1	0.21mi
207 Mainsail Cir Jupiter, FL	2.0	2.0	1620	$9,500	$5.86	26d	1	0.25mi
406 Mainsail Cir Jupiter, FL	2.0	2.0	1624	$8,500	$5.23	26d	1	0.25mi
606 Mainsail Cir Jupiter, FL	2.0	2.0	1624	$8,500	$5.23	18d	1	0.25mi
205 Mainsail Cir Jupiter, FL	2.0	2.0	1624	$7,000	$4.31	26d	1	0.25mi
1506 Mizzenmast Way Jupiter, FL	2.0	2.0	1624	$15,000	$9.24	22d	1	0.25mi
1206 Mainsail Cir Jupiter, FL	2.0	2.0	1624	$8,500	$5.23	26d	1	0.25mi
1609 Mizzenmast Way #1609 Jupiter, FL	2.0	2.0	1263	$8,500	$6.73	26d	1	0.25mi
2056 Windward Way Jupiter, FL	3.0	3.0	1786	$20,000	$11.20	26d	1	0.25mi
108 Ocean Dunes Cir #108 Jupiter, FL	3.0	2.0	1593	$3,000	$1.88	26d	1	0.26mi
4161 Ocean City Park Unit K1 Jupiter, FL	2.0	2.0	1700	$5,800	$3.41	4d	1	0.31mi
401 Ocean Bluffs Blvd Jupiter, FL	2.0	2.0	1385	$5,300	$3.83	26d	3	0.37mi
621 Ocean Dunes Cir Jupiter, FL	3.0	2.0	1254	$7,500	$5.98	21d	1	0.41mi
716 Ocean Dunes Cir Jupiter, FL	2.0	2.0	1279	$3,350	$2.62	26d	1	0.42mi
1221 Ocean Dunes Cir Jupiter, FL	3.0	2.5	1431	$4,000	$2.80	24d	1	0.42mi
753 Seaview Dr Juno Beach, FL	2.0	2.5	1750	$4,000	$2.29	26d	1	0.44mi
809 Ocean Dunes Cir Jupiter, FL	2.0	2.5	1431	$3,300	$2.31	26d	1	0.45mi
1209 12th Ct Jupiter, FL	2.0	2.5	1188	$7,000	$5.89	26d	1	0.47mi
1121 Ocean Dunes Cir Jupiter, FL	2.0	2.5	1431	$8,000	$5.59	26d	1	0.48mi
1120 Ocean Dunes Cir Jupiter, FL	2.0	2.5	1431	$5,500	$3.84	9d	1	0.48mi
1120 Ocean Dunes Cir Jupiter, FL	2.0	2.5	1431	$5,500	$3.84	20d	1	0.48mi
1007 10th Ct Jupiter, FL	2.0	2.5	1188	$2,800	$2.36	20d	1	0.48mi
1231 12th Ct Jupiter, FL	2.0	2.5	1188	$2,700	$2.27	7d	1	0.52mi
1106 Ocean Dunes Cir Jupiter, FL	2.0	2.5	1431	$3,900	$2.73	26d	1	0.53mi
1008 Ocean Dunes Cir Jupiter, FL	2.0	2.0	1593	$3,250	$2.04	26d	1	0.55mi
1424 14th Ct Jupiter, FL	2.0	2.5	1188	$2,500	$2.10	26d	1	0.55mi
1138 11th Ct Jupiter, FL	2.0	2.5	1188	$3,400	$2.86	1d	1	0.57mi
1510 15th Ct Jupiter, FL	2.0	2.5	1188	$6,500	$5.47	26d	1	0.61mi
1909 19th Ct Unit 33a Jupiter, FL	2.0	2.5	1188	$3,000	$2.53	26d	1	0.63mi
601 Seafarer Cir #104 Jupiter, FL	2.0	2.0	1385	$2,700	$1.95	5d	1	0.67mi

HOA detail condo

• Monthly dues: $1,031 · $12,372/yr
• Likely covers: waterpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 27 events

1. 2026-06-01
   days on market $749,000 Active 193 DOM
2. 2026-05-31
   days on market $749,000 Active 192 DOM
3. 2026-03-25
   listed $7,500
4. 2026-03-24
   historical $7,500
5. 2026-03-24
   listed $7,500
6. 2026-03-04
   price $749,000
7. 2025-11-20
   listed $757,000 Active
8. 2024-06-17
   historical
9. 2024-05-17
   historical $6,500
10. 2024-03-19
    listed $6,500
11. 2024-02-27
    historical $6,500
12. 2024-02-23
    listed $689,700 Active
13. 2024-01-11
    listed $6,500
14. 2023-11-21
    historical
15. 2023-11-18
    historical $6,500
16. 2023-11-10
    price $6,500
17. 2023-10-11
    price $745,000
18. 2023-09-30
    price $6,700
19. 2023-09-21
    listed $7,000
20. 2023-09-11
    price $759,000
21. 2023-08-29
    historical $7,000
22. 2023-08-20
    listed $7,000
23. 2023-07-27
    listed $769,000 Active
24. 2023-07-26
    historical
25. 2019-12-11
    soldstatus $325,000
26. 1991-03-05
    soldstatus $132,500
27. 1989-01-19
    soldstatus $147,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast FL · Resets to sale price

• Current annual tax: $4,361 · $363/mo
• Projected year-2 tax: $6,217 · $518/mo
• Expected delta: +$1,856/yr (+$155/mo · 42.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 24 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $67,672
• − Mortgage interest: −$41,956
• − Property taxes: −$4,361
• − Insurance: −$3,745
• − Repairs & maintenance: −$5,414
• − Management: −$5,414
• − HOA: −$12,372
• − Depreciation: −$21,789
• Taxable loss: −$27,379
• Est. tax savings @ 24.0%: +$6,571
• After-tax cash flow: $-7,581/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Palm Beach
• NCES district ID: 1201500
• Math proficiency: 46% ▼ -16.00%
• Reading proficiency: 53% ▼ -4.00%
• Median HH income: $53,943
• Composite: 42.72/100
• National rank: #3160
• State rank: #34 of 73 in FL

Livability — Jupiter

• Score: 70/100
• State rank: #415
• US rank: #7386

Category grades

Amenities F Commute F Cost of living F Crime A+ Employment A+ Housing A+ Health & safety D- User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jupiter, FL
• County: Palm Beach County · 1,438,312 people
• City population: 68,420
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 12,908
• Household income: $104,992
• Rent vs Own: 13.7% rent · 86.3% own
• Severe rent burden: 445.0

Population outlook (Palm Beach County) Hauer SSP2

• Today (2025): 1,637,487 people
• By 2030: 1,743,255 · +6.5%
• By 2040: 1,948,712 · +19.0%
• By 2050: 2,132,979 · +30.3%
• By 2075: 2,530,027 · +54.5%
• By 2100: 2,706,979 · +65.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Hispanic / Latino 5% Two or more races 4%
• Common ancestry: Romanian 6% Scotch-Irish 4% Lithuanian 2%
• Foreign-born: 10% · Canada, Guatemala, Jamaica
• Languages at home: 90% English-only · Spanish 5% Other Indo-European 2% German/W. Germanic 1%

Political lean MEDSL · Palm Beach

• 2024 margin: Toss-up / Even · D 50.0% · R 49.2%
• 2008→2024 swing: -22.1pp toward R · 2008: 22.9pp · 2024: 0.8pp
• All cycles: 2024: D+0.8 2020: D+12.8 2016: D+15.3 2012: D+17.0 2008: D+22.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.93%
• Current HPI: 356.212
• Rent YoY: ▲ 10.27%
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

Industry mix (Fortune 500 HQ in FL)

Industry	F500 HQs	Revenue
▸Industrial Technology	2	$29B
▸Insurance	2	$17B
▸Retail	1	$60B
▸Technology Distribution	1	$58B
▸Homebuilding	1	$35B
▸Technology Manufacturing	1	$35B

Price history

-94.9% since first listed

25 events — show timeline

• 2026-03-25 Listed for Rent $7,500 RMLSFL
• 2026-03-24 Rental Removed $7,500 GFLMLS
• 2026-03-24 Listed for Rent $7,500 GFLMLS
• 2026-03-04 Price Changed $749,000 Beaches MLS
• 2025-11-20 Listed $757,000 Beaches MLS
• 2024-06-17 Listing Removed — Beaches MLS
• 2024-05-17 Rental Removed $6,500 GFLMLS
• 2024-03-19 Listed for Rent $6,500 GFLMLS
• 2024-02-27 Rental Removed $6,500 GFLMLS
• 2024-02-23 Listed $689,700 Beaches MLS
• 2024-01-11 Listed for Rent $6,500 GFLMLS
• 2023-11-21 Listing Removed — Beaches MLS
• 2023-11-18 Rental Removed $6,500 APPFOLIO
• 2023-11-10 Price Changed $6,500 APPFOLIO
• 2023-10-11 Price Changed $745,000 Beaches MLS
• 2023-09-30 Price Changed $6,700 APPFOLIO
• 2023-09-21 Listed for Rent $7,000 APPFOLIO
• 2023-09-11 Price Changed $759,000 Beaches MLS
• 2023-08-29 Rental Removed $7,000 APPFOLIO
• 2023-08-20 Listed for Rent $7,000 APPFOLIO
• 2023-07-27 Listed $769,000 Beaches MLS
• 2023-07-26 Coming Soon — Beaches MLS
• 2019-12-11 Sold (Public Records) $325,000 Public Records
• 1991-03-05 Sold (Public Records) $132,500 Public Records
• 1989-01-19 Sold (Public Records) $147,500 Public Records

Property tax history

-1.7%/yr

Latest (2025): $4,361 · +3.2% YoY. Source: county tax records.